Landlords

Coast to Country Lettings & Property Management are flexible to each landlord’s needs.

Your property will be advertised nationally and internationally on Rightmove, On The Market and our own website (usually) within 24 hours of receiving your instruction to let. Additionally our database will notify suitable tenants immediately. Feedback from viewings will be provided and you will be kept informed of progress at all times.

‘”Thanks to Coast to Country Letting, we quickly found tenants for our property. The agency are an excellent letting and property management company”‘.
P.Ellis, 3 bedroom bungalow, Seaford (landlord 2012)

SERVICES

  • Free rental valuation
  • Advice on the legal aspects and tax implications of letting
  • Tenant find, rent collection, full managed tenancies or flexible packages to suit your requirements.
  • Rent collection and same day remittance
  • Flexible appointments
  • A continually updated register of carefully selected tenants who are thoroughly referenced/credit checked
  • Regular inspections on managed properties
  • Detailed inventories/schedules of condition
  • Legal expenses insurance and rent guarantee scheme
  • Only professional tradesmen used to carry out maintenance and repairs
  • Security deposits held in accordance with legislation
  • Energy Performance Certificates (EPC) and Gas Safety Certificates (CP12)

 

Coast to Country Lettings are regulated by The National Approved Letting Scheme (NALS) Licence No: A5058 and registered as a SAFE agent and part of a Client Protection Money Scheme, Registration No: S5374.

Coast to Country lettings are Members of the Property Redress Scheme, Membership No: PRS000623

 

 FEES

  • No ‘hidden’ fees, no up-front administration fees.
  • Fees are negotiable for multiple properties
  • Rental valuations, refurbishment advice and letting advice are free
  • There are no charges until a tenant moves into your property and all fees can be deducted from the first months rental
  • No additional fees for checking tenants in or out
Break Down of Costs & Fees
Letting and Full Management Service
9.6% of the gross monthly rent inclusive of VAT (8% net)
This service includes marketing and advertisement on relevant portals, erection of ‘to let’ and ‘let by’ boards (in accordance with Town and Country Planning Act 1990), accompanied viewings, provision of all tenancy documentation, tenancy deposit collection & submission to approved scheme, deduction of any pre-tenancy invoices, collect and remit the monthly rent (deducting commission and any other works), tenant liaison throughout tenancy including tenancy renewals, arrange routine repairs & maintenance as necessary, undertake quarterly inspections providing a report and follow-up letter to tenant when necessary, pursue non-payment of rent and provide advice on rent arrears actions.

 

Letting and Rent Collection Service
8.4% of the gross monthly rent inclusive of VAT (7% net)
 This service includes the above up to and including collect and remit of the monthly rent. Additionally the tenancy deposit can be transferred to the landlord’s own deposit scheme as required.

 

Letting Only Service (Tenant Find)
Equivalent to 50% of the first months rent inclusive of VAT
(minimum charge £300.00 inclusive of VAT)
 This service includes the above up to and including deduction of any pre-tenancy invoices. Additionally the tenancy deposit can be transferred to the landlord’s own deposit scheme as necessary.

 

Independent inventory fee (if requested)

£95.00 for one bedroom properties (no VAT)

£10 per bedroom thereafter
five bedrooms + and furnished properties by negotiation

TENANT SELECTION
Your tenant requirements will be discussed, for example you may not wish to let to smokers or tenants with children or pets. Every prospective tenant is professionally referenced and credit checked. In some circumstances, a guarantor may be required and appropriate references are also taken in this instance.
VIEWINGS
Prospective tenants are always accompanied on viewings to your property. If the property is currently occupied, all viewings will be made on a strict appointment only basis.
TENANCY AGREEMENT
A legally binding tenancy agreement will be prepared which we advise tenants to read thoroughly in order to understand their obligations.
INVENTORY
Prior to letting your property, a full survey of the contents and condition will be carried out accompanied by photographs. The results of this survey will be recorded in a comprehensive Inventory and Schedule of condition, which will be used as a reference document at regular inspections and at the end of the tenancy. The presence of this document avoids any disputes which may occur during or following the letting period.
DEPOSITS
We are dedicated to making sure that your property is in the best possible hands when you choose to let through Coast to Country Lettings. When a residential tenancy is agreed with us, we take a deposit (bond) from the tenant to cover any rent arrears or damage caused to the property. This deposit must now be held in accordance with new legislation, Coast to Country Lettings use the Deposit Protection Service (DPS) details of the scheme can be viewed by following this link
TENANT CHECK-IN AND CHECK-OUT
We will arrange and carry out the tenant check in at the start of the tenancy, and advise on household information such as when refuse is collected, operating the heating and water systems, washing machine, alarm system, etc. At the end of the tenancy a rigorous inspection of the property and its contents will be carried out and checked against the inventory. At this stage, we will inform you of any loss or damage to the property or its contents and also advise you on any items which need replacing or repairing should you wish to re-let the property.
ACCOUNTS
Rent is received monthly in advance and immediately transferred to your account (or sent by cheque if preferred) less our fees and any payments you request us to make for you. A same day remittance/statement of account will be sent by email or post.
ROUTINE INSPECTIONS
Every three months during a letting period, we will conduct a routine visit of your property. Following each visit, a written report will be produced and sent to you.
MAINTENANCE AND REPAIRS
We will obtain estimates for, instruct and oversee any works that need to be carried out on your property. In the majority of cases, we will obtain your permission before carrying out any major work but in the case of an emergency where communication is not possible, we will need to proceed without your approval and will inform you of the situation at the earliest opportunity.
We hold a list of professional tradesmen for carrying out any repairs or dealing with emergencies, ensuring such eventualities are dealt with quickly and effectively, thus minimising damage to the property, cost to yourself and disruption to the tenant.
OUR LETTING SERVICES

Fully managed lettings service – taking care of the whole lettings process for you from assessing the rental value and advertising the property to checking out the tenant at the end of the tenancy

 Advertising

We will advertise your property on our own website as well as Rightmove, Zoopla, Prime Location, Find a Property, Globrix and local press where required.

 Viewings

Prospective tenants are always accompanied on viewings to your property. If the property is currently occupied, all viewings will be made on a strict appointment only basis.

Tenant Referencing

We will carry out fully comprehensive tenant referencing and credit checks and will advise if a guarantor is required for the tenant(s).

Tenancy Agreement

A legally binding tenancy agreement will be prepared which we advise tenants to read thoroughly in order to understand their obligations. An extra clause section is available for landlords to add any further clauses relevant to their property.

Deposits

We are dedicated to making sure that your property is in the best possible hands when you choose to let through our agency. When a residential tenancy is agreed with us, we take a deposit (bond) from the tenant to cover any possible rent arrears or damage caused to the property. This deposit must now be held in accordance with new legislation and there are two types of scheme. We use the Deposit Protection Service (DPS).

Utilities

We will contact all utility suppliers and the Council Tax office to ensure accounts are set up and in place for the new tenant(s).

Tenant Check In and Check Out

We will arrange and carry out the tenant check in at the start of the tenancy, and advise on household information such as when refuse is collected, operating the heating and water systems, washing machine, alarm system, etc. At the end of the tenancy a rigorous inspection of the property and its contents will be carried out and checked against the inventory. At this stage, we will inform you of any loss or damage to the property or its contents and also advise you on any items which need replacing or repairing should you wish to re-let the property.

Accounts

Rent is received monthly in advance and immediately transferred to your account

by faster payments, less our fees and any payments you request us to make for

you. A same day remittance/statement of account will be sent by email or post.

Routine Inspections

Every three months during a letting period, we will conduct a routine visit of your property. Following each visit, a written report will be produced and sent to you.

Maintenance and Repairs

We will obtain estimates for, instruct and oversee any works that need to be carried out on your property.  In the majority of cases, we will obtain your permission before carrying out any major work but in the case of an emergency where communication is not possible, we will need to proceed without your approval and will inform you of the situation at the earliest opportunity.

We hold a list of professional tradesmen for carrying out any repairs or dealing with emergencies, ensuring such eventualities are dealt with quickly and effectively, thus minimizing damage to the property, cost to yourself and disruption to the tenant.

Tenant Management

Tenants will contact us in the event of any problem or query regarding the property or their tenancy. Should any serious problems occur we will prepare and serve legal notices required.

Inventory/Schedule of Condition

Prior to letting your property, a full survey of the contents and condition of the property accompanied by photographs can be arranged if requested and at the fee detailed in our fee information. The results of this survey will be recorded in a comprehensive Inventory and Schedule of condition, which will be used as a reference document at regular inspections and at the end of the tenancy. The presence of this document avoids any disputes which may occur during or following the letting period.

Tenants will contact us in the event of any problem or query regarding the property or their tenancy. Should any serious problems occur we will prepare and serve any legal notices required. Alternatively you may wish to employ our Rent Collection Service where all of the above would still apply but will exclude property inspections and managing the tenancy. You yourself will also be responsible for any maintenance and repairs issues.
Our Letting Only Service provides for the marketing of the property, viewings, referencing/credit checks, all tenancy paperwork, setting up of all utility accounts, collection of the first month’s rent and security deposit.

PERMISSION TO LET
If your property is mortgaged, you must obtain your mortgagee’s written consent and enquire of any clauses which may be required in your mortgage agreement.
If you are currently leasing or renting yourself, it is essential that the intended sub-letting is permitted by your lease and that your lease covers the letting period.
UTILITIES
We will ensure that electricity, gas and water accounts are transferred into the tenant’s name from the commencement of the lease. Final accounts can be forwarded on to you or we can pay them on your behalf. Please advise us in writing if you would like the electricity to remain connected during vacant periods.
Council Tax This is the tenant’s responsibility during occupation and your responsibility when vacant.
TELEPHONES
You should request a closing telephone bill from BT or your usual supplier before leaving your property. Tenants should make their own applications for a phone and/or broadband connection.
INSURANCE
You must ensure that your household insurance policy covers your property for lettings and arrange contents insurance for any furniture etc left in the property. Bills and regular outgoings you must arrange to be paid by standing order or direct debit.
MAIL
You will need to arrange a re-direction service with the Post Office for any personal mail.
KEYS
You should supply one set of keys per tenant and one set to us. All keys in our possession are constantly checked and kept secure. Any additional household keys should be marked and left in the kitchen. Please ensure that all keys work smoothly.
APPLIANCES
All electrical and gas appliances should be clean, serviced and in good working order. They must also comply with any applicable safety regulations. Service contracts, particularly for central heating, are recommended. If a property is vacant, fridges and freezers should be defrosted and left switched off with their doors open.
AUDIO VISUAL EQUIPMENT
Any televisions, videos, dvds, hi-fi equipment etc. left in the property, are the responsibility of the landlord to maintain. When the television license expires, it is the responsibility of the tenant to renew it. Whether or not a TV is left, an aerial is essential.
FURNISHING
The property should be in good decorative order throughout and we recommend that only minimum furnishings such as carpets and curtains are left in the property. We can advise on contents should you wish to let your property furnished.
GARDENS
Should your property include a garden, it is the responsibility of the tenant to maintain it if they have been provided with the appropriate equipment. When the property is vacant, we can offer a gardening service, including lawn mowing. Keeping the garden tidy during vacant periods improves the experience of viewers and can also deter burglary and vandalism.
INCOME TAX
If you reside abroad, the Inland Revenue holds us responsible for the payments of any tax liability from rental of your property. In this case, income tax will be deducted at basic rate from any rental payments we make to you. To avoid this, we can supply you with an application form for a tax exemption certificate or you can contact to the Inland Revenue for further information. If the property is jointly owned, a certificate is required for each individual.
IMPORTANT SAFETY REGULATIONS
The following requirements are the responsibility of the owner (Landlord). Where you have signed our Full Management Agency Agreement, they are also our responsibility. Therefore where we are managing we are obliged to ensure compliance
GAS
Annual safety check: under the Gas Safety (Installation and Use) Regulations 1998 all gas appliances and flues in rented accommodation must be checked for safety within 12 months of being installed, and thereafter at least every 12 months by a Gas Safe registered gas engineer. Maintenance: There is a duty to ensure that all gas appliances, flues and associated pipework are maintained in a safe condition at all times. Records: Full records must be kept for at least 2 years of the inspections of each appliance and flue, of any defects found and of any remedial action taken. Copies to tenants: A copy of the safety certificate issued by the engineer must be given to each new tenant before their tenancy commences, or to each existing tenant within 28 days of the check being carried out. From the 1st October 2015 a Section 21 Notice may not be served unless a tenant has received a valid Gas Safety Certificate (CP12) under the Deregulation Act 2015.
ELECTRICAL
There are several regulations relating to electrical installations, equipment and appliance safety, and these affect landlords and their agents in that they are ‘supplying in the course of business’. They include the Electrical Equipment (Safety) Regulations 1994, the Plugs and Sockets Regulations 1994, the 2005 Building Regulation – ‘Part P, and British Standard BS1363 relating to plugs and sockets. Although with tenanted property there is currently no legal requirement for an electrical safety certificate (except in the case of all HMOs) it is now widely accepted in the letting industry that the only safe way to ensure safety, and to avoid the risk of being accused of neglecting your ‘duty of care’, or even of manslaughter is to arrange such an inspection and certificate.
FIRE REGULATIONS
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (amended 1989 & 1993) provide that specified items supplied in the course of letting property must meet minimum fire resistance standards. The regulations apply to all upholstered furniture, beds, headboards and mattresses, sofa-beds, futons and other convertibles, nursery furniture, garden furniture suitable for use in a dwelling, scatter cushions, pillows and non-original covers for furniture. They do not apply to antique furniture or furniture made before 1950, bedcovers including duvets, loose covers for mattresses, pillowcases, curtains, carpets or sleeping bags. Items which comply will have a suitable permanent label attached. Non-compliant items must be removed before a tenancy commences.
SMOKE ALARMS & CARBON MONOXIDE DETECTORS
From the 1st October 2015 regulations require both smoke alarms and carbon monoxide alarms to be installed in rented residential accommodation. Changes are also made to the licence requirements in relation to houses in multiple occupation (HMOs), such as shared houses and bedsits which require a licence and also in relation to properties which are subject to selective licensing. The Regulations apply both to houses and flats. Failure to comply can lead to a civil penalty being imposed of up to £5,000.

The smoke and Carbon Monoxide Alarm (England) Regulations 2015 state it is your landlords legal responsibility that:

  • A smoke alarm is fitted on each storey of the premises on which there is a room used wholly or partly as living accommodation.
  • A carbon monoxide alarm is fitted in any room of the premises which is used wholly or partly as living accommodation and contains a solid fuel burning combustion appliance (ie open fires, wood burning stoves and Agas); and
  • Checks are made by or on behalf of the landlord to ensure that each prescribed alarm is in proper working order on the day the tenancy begins if it is a new tenancy.

The landlord is specifically required to carry out a check to ensure that smoke alarms or carbon monoxide alarms installed to comply with the Regulations are in proper working order on the day a tenancy begins where it is a new tenancy. A new tenancy is a tenancy granted on or after 1st October 2015.

For these purposes a new tenancy does not include a tenancy which was granted where the original agreement was entered into before 1st October 2015; nor does it include a periodic statutory tenancy which arises when a fixed term shorthold tenancy ends. It does not apply to a tenancy which starts at the end of an earlier tenancy where the landlord and tenant are the same as under the earlier tenancy and the premises are the same (or substantially the same) as those under the earlier tenancy. Therefore this express requirement to check does not apply to the renewal of a tenancy for the same premises by the same landlord to the same tenant.

This should not be confused with the requirement to install detectors and alarms which applies to tenancies in existence before 1st October 2015.

The regulations do not tell landlords where to place the alarms, instead the guidance suggests the landlord follow the manufacturer’s instructions which will typically be at head height between 1-3 meters away from the solid fuel burning source for carbon monoxide alarms and in a circulation point for smoke detectors.

HMOs and Selectively licensed properties

As from 1st October 2015 new licence conditions will be included requiring the provision of smoke alarms and fire detectors. In the case of HMO licences they already contain provisions for alarms in any case. The regulations themselves are not applicable in this kind of accommodation.

If the landlord is in breach the local authority may require the landlord to pay a penalty charge up to a maximum of £5,000. It has discretion whether or not to impose this charge. If it intends to impose a charge it must serve a penalty charge notice within six weeks from when it is first satisfied that a breach has occurred. A right to make representations against the penalty notice is given and the local authority may reduce the charge for prompt payment.

THE HOUSING HEALTH & SAFETY RATINGS
The Housing Health and Safety Rating System (HHSRS) The HHSRS provides an analysis of how hazardous a property is through assessment of 29 potential hazards found in housing. Landlords have to maintain their properties to provide a safe and healthy environment. The HHSRS is enforced by local authorities. For further information visit http://www.communities.gov.uk/hhsrs
THE DEPOSIT
The Tenancy Deposit Scheme From 6 April 2007, all deposits taken by landlords and letting agents under Assured Shorthold Tenancies (ASTs) in England and Wales must be protected by a tenancy deposit protection scheme. Landlords and letting agents must not take a deposit unless it is dealt with under a tenancy deposit scheme. To avoid any disputes going to court, each scheme will be supported by an alternative dispute resolution service (ADR). Landlords and letting agents will be able to choose between two types of scheme; a single custodial scheme and two insurance-based schemes.
THE DISABILITY ACT
The Disability Discrimination Act 2005 The DDA 2005 addresses the limitations of current legislation by extending disabled people’s rights in respect of premises that are let or to be let, and commonhold premises. Landlords and managers of let premises and premises that are to let will be required to make reasonable adjustments for disabled people. Under the new duties, provided certain conditions are met (for example, that a request has been made), landlords and managers of premises which are to let, or of premises which have already been let, must make reasonable adjustments, and a failure to do so will be unlawful unless it can be justified under the Act. Landlords will only have to make reasonable adjustments. And they will not have to remove or alter physical features of the premises.
ENERGY PERFORMANCE CERTIFICATES (EPC)
Energy Performance Certificates for Domestic Rental Properties (EPC)From 1st October 2008 the Government implemented new legislation which requires landlords in England and Wales to obtain an Energy Performance Certificate to tenants for all new domestic rental contracts. The requirement for such certificates came into force for all premises when they are let after 1st October 2008 and will be required before a property is advertised to rent. From the 1st October 2015 a Section 21 Notice may not be served unless a tenant has received a valid EPC under the Deregulation Act 2015.

An Energy Performance Certificate (EPC) details the energy efficiency rating of a property, and is valid for 10 years. The property is surveyed for energy and carbon emission efficiency and graded from A to G. The most efficient properties will be in A and the lowest in G, and will be accompanied by recommendations of cost-effective measures to improve the energy efficiency of the property and to help the environment.The energy efficiency recommendations are a guide line and not obligatory.

The cost for the provision of an EPC will be a very competitive price of £95.00 (NO VAT). A poor EPC rating could adversely affect the letting potential of your property, and it should be completed and approved by a fully qualified Domestic Energy Assessor. Landlords who fail to provide an EPC to an enforcement officer when asked risk a fine of £200.00 per property. Once booked EPC’s are completed promptly and returned in 24 hours.

We must ensure that a certificate is provided to the tenant/s in advance of this date in order to comply with legislation. With this in mind, and with your approval, we are happy to organize the provision of the EPC before the tenancy’s start date and can easily administrate payment from your account in the normal manner as part of our service agreement, and avoid jeopardizing the letting of your property.

NEW PRESCRIBED INFORMATION FROM 1ST OCTOBER 2015

In addition to a valid EPC and Gas Safety Certificate, a Landlord must provide a tenant with the current version of the  Government booklet ‘How to Rent: The Checklist for Renting in England’.  A Section 21 Notice may not be served for tenancies created after 1st October 2015 unless the tenant has been furnished with the booklet. The booklet can be provided as a hard copy or emailed if the tenant has advised the Landlord of an email address at which the tenant is content to accept service of notices and other documents given under or in connection with the tenancy, by email. Generally the best method of proof of documents is for the tenant to sign and date a physical copy to show receipt although an email confirming receipt of a document sent via email should suffice.  If you are about to serve a section 21 notice re-serving a current version of the booklet (in physical form) at the same time will avoid problems. The booklet can be downloaded here https://www.gov.uk/government/publications/how-to-rent. As part of our service to Landlords a copy of the current version of the booklet will be provided to new tenants and re-issued at tenancy renewal where we are managing your property.

Please take a minute to go through our LANDLORDS CHECKLIST.

  • If your property is subject to a mortgage, have you informed your mortgage company?
  • If your property is leased, have you informed the lessor?
  • Are you fully covered for buildings and contents insurance?
  • Have you arranged to forward your mail?
  • If you are going overseas, have you made the necessary arrangements with an accountant to handle your tax affairs?
  • Have you notified the telephone company of your departure?
  • Is the house clean and tidy?
  • Is the garden in seasonal order?
  • Have you provided us with two sets of keys and left ancillary keys with other information in the kitchen?
  • Have you informed your local council offices of your date of departure and your forwarding address?
  • Have you ensured that all regular payments for mortgage, insurance premiums, water rates etc. are arranged?
  • Have you arranged a safety check for all your gas appliances?
  • Have you checked smoke alarms are installed on each floor of the property and a carbon monoxide alarm installed where (at least) any solid fuel burning appliances are located?
  • If you are an overseas landlord, have you applied for a tax exemption form?